Now I just have to trim the fat here, and cut this out over there, and save as much as I can, and scrimp and save, and cut out all the creature comforts and after like 10 years, I can retire! 

- I bought during a huge down cycle which had a lot to do in me buying a cash flowing property, more and better due diligence is necessary- Accepting a full-time summer internship and taking 6hrs of summer classes will undergoing a major remodel on a 2700 sq.

This is mostly due to the fact that the home will be vacant and undergoing construction.

I like this saying:"Pigs get fat, Hogs get slaughtered"  

I wouldn't buy something this skinny in a C area unless I knew it was going to undergo some gentrification next week.No harm in offering what works, though.  

But specifically the energy corridor (out I-10 west towards Katy) and up north (Spring, Humble, The Woodlands) is undergoing major job growth and expansion.

Do you have any wealthy family or friends that have a big fat bank account that you could "borrow" their bank statement as proof of funds, then put it under contract and wholesale it?

@Brie Schmidt I agree with @Steve Vaughan theory of trimming the fat.

Okay, so I'm learning more and more about my insurance needs:Builder's Risk Policy - when undergoing renovationsVacant Home Policy - when house is renovated, but emptyLandlord's Policy - when the house is rentedSo, what kind of protection do I need for my business?

You can gain equity but you want to outpace inflation.Many buy in these areas and others for the appreciation more than the cash flow.If I just keep up with inflation I feel like I am just spinning my wheels.The 50k houses in Atlanta the investors were probably sold a bill of goods.We have properties here that sell for 4k to 6k in the war zone areas.The nice properties in great areas are gone in a day or two.These companies then out in a tiny amount of money and resell for a fat profit to out of town investors.Home buyers to live in your area will pay a premium.Have a broker/agent research the MLS.Has there been any solds within the last year even close to the price you would need??